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Amendment Application No. 2006-01 October 2, 2006 Page 2 Since the Council hearing, staff has identified a third potential option, which would amend the zoning ordinance to allow automotive repair and automotive servicing uses in the C-SM zoning district with a conditional use permit. The first option is to deny the applicant's request for a zone change to C2. This option would maintain the existing C-SM zoning designation for the properties and would prohibit the proposed expansion project. Expansion that is limited to 10 percent of the size of the existing buildings, or approximately 350 feet, would be permitted on the premises. Denial of the zone change would reaffirm the existing zoning, which found auto service uses to be counter to the goal of encouraging neighborhood serving retail that generate pedestrian activity along South Main Street. The second option is to approve the applicant requested rezoning of the properties to General Commercial (C2). This action would modify the zoning of the two subject parcels while maintaining the C-SM zoning for the existing parcels along South Main Street (Exhibit B). This option allows the proposed expansion subject to the site's compliance with the provisions of the C2 zoning district. Due to the differences in the C-SM and C2 development standards, the applicant requested rezoning would result in a site that contains different standards that will alter the building placement pattern found along South Main Street. For example, the C2 standards require a 15 foot front yard setback, while the C-SM zoning has a zero setback requirement. The setback difference would alter the development pattern of the corridor by having buildings set back from the street and by allowing parking to be provided in front of the building and adjacent to the street as opposed to the rear of the site as required by the C-SM zoning and found along South Main Street. In addition, this option would require the applicant to obtain variances from the parking, height, street frontage and setback standards. The third option is to modify the C-SM zoning provisions to allow automotive repair and automotive servicing uses with a conditional use permit. This action would allow the applicant the ability to expand the business with an approved conditional use permit. This action will allow the proposed development to meet the objectives of the C-SM zone while being consistent with the development pattern found along South Main Street. Further, this option will allow staff the ability to review similar applications on a case by case basis to ensure compliance with applicable development standards. This option would require the applicant to apply for a conditional use permit and obtain variances from the parking, and potentially for height and setback standards, though these last two items may be resolved through design refinements. Additionally, the project will need to comply with the Auto Repair Design 75A-2